The first in a series of articles giving a broad overview of town planning being published in De Rebus. This article looks at the extent of town planning and the way in which a town planning scheme affects the land uses which may be exercised on a property.
Town planning can broadly be divided into two main categories, namely:
Strategic planning - planning done by provincial and local governments, at the macro and micro levels.
Land-use management - land uses that may be exercised on an erf both with and without municipal permission in accordance with town planning schemes.
Town-planning schemes consist of two parts:
- A document with various sections dealing with matters such as building lines, coverage and special uses. In this document the control measures applicable to a certain zoning are set out.
- A plan which covers the whole of the area to which the town-planning scheme is applicable and on which the zoning of each erf is indicated by way of hatching.
Each zoning is restricted to the following:
- For what type of land use an erf may primarily be used.
- What may be established on the erf only with the special permission of the municipality.
- What may not be established under a specific zoning.
- What building line, floor area ratio, density, etc, are applicable to a specific erf.
The author then gives three examples illustrating how land use rights are applied using:
Full article on De Rebus
- A sectional title complex;
- A crèche; and a
- Shopping centre.